I had intended to instruct a property lawyer in Castleton and Blacktown for our home move. Our financial adviser has since advised us that our bank Nottingham Building Society won't deal with them. Surely this is unfair competition?
Mortgage Companies normally restrict either the category or the amount of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the profile of firm, some have limited the amount of firms they permit to act for them. Be aware that Nottingham Building Society have no responsibility for the quality of advice provided by any member of Nottingham Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels since 2008 even though there are differing opinions concerning the extent of solicitor involvement in some of that fraud. Figures from the Land Registry indicate that thousands of law firms, including some in or near Castleton and Blacktown only perform one or two conveyances a year.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Castleton and Blacktown. Do I receive the keys to the property on the completion date from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Castleton and Blacktown?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the owner’s solicitors, and once they have received this, you should be invited to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
My fiancee and I are at the point of looking at houses in Castleton and Blacktown and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a home loan with Aldermore.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are seeking a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
After shopping around on the internet I have found a Castleton and Blacktown conveyancer having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Castleton and Blacktown surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My wife and I have a 4 bedroom Victorian house in Castleton and Blacktown. Conveyancing practitioner acted for me and HSBC Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Castleton and Blacktown and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing practitioner who conducted the work.
I opted to have a survey done on a house in Castleton and Blacktown ahead of instructing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies may not issue a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you e-mail us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Castleton and Blacktown. Conveyancing will be smoother if you use a solicitor in Castleton and Blacktown especially if they are accustomed to such properties in Castleton and Blacktown.
I am a sole trader intending to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no fees for commercial conveyancing in Castleton and Blacktown for less than £1,200?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Castleton and Blacktown, including the sale and purchase of businesses as well as simply property. Whether you are hoping to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. Regarding the charges this will depend on the structure and terms of the proposed transaction. Let us have your details or phone us so that we may supply you with a detailed commercial conveyancing calculation.
My partner and I may need to rent out our Castleton and Blacktown basement flat temporarily due to a career opportunity. We used a Castleton and Blacktown conveyancing practice in 2002 but they have closed and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
Even though your last Castleton and Blacktown conveyancing solicitor is not around you can check your lease to see if you are permitted to let out the premises. The accepted inference is that if the deeds are silent, subletting is allowed. There may be a precondition that you are obliged to obtain consent via your landlord or other appropriate person in advance of subletting. The net result is that you cannot sublet without prior consent. The consent must not not be unreasonably refused ore delayed. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
I inherited a split level flat in Castleton and Blacktown, conveyancing having been completed November 1995. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Castleton and Blacktown with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2081
With just 56 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.